Florida Property Tax Exemptions Explained

The Homestead Exemption is Florida's primary property tax break for permanent residents. If you own a home in Florida and it is your permanent, primary residence as of January 1 of the tax year, you may qualify for up to $50,000 in exemptions on your assessed value.

How it works: - The first $25,000 applies to all property taxes, including school district levies - The second $25,000 applies to the assessed value between $50,000 and $75,000, for all taxes EXCEPT school district levies

Example: On a home with a $300,000 assessed value, the Homestead Exemption reduces the taxable value to $250,000 for most tax purposes — saving you several hundred to over $1,000 annually depending on your local millage rate.

How to apply: You must apply with your county Property Appraiser's office. The deadline is March 1 of the tax year. You cannot apply retroactively — if you miss March 1, you wait until the following year. Apply as soon as you establish primary residency.

Save Our Homes (SOH) is arguably the most financially significant property tax protection Florida offers long-term homeowners — but it takes time to build up.

How it works: Once you have the Homestead Exemption, the assessed value of your homesteaded property can only increase by a maximum of 3% per year, OR the rate of inflation (CPI) — whichever is lower. This is true even if your home's market value skyrockets.

Why this matters in a fast-moving market: Florida home values have increased dramatically since 2020. A neighbor who bought their home in 2015 may be paying taxes on an assessed value of $250,000, while your identical new-purchase home is assessed at $450,000. That's a significant tax difference.

Portability: When you sell a homesteaded property in Florida and buy another, you can transfer ("port") up to $500,000 of your accumulated SOH benefit to your new home. This is called Portability. You must apply for portability with your county Property Appraiser within 3 years of establishing the new homestead. If you're buying from an in-state seller, ask them about their SOH benefit — it directly affects your comparable neighbor's tax bill.

Senior Exemption (Additional $50,000): Homeowners 65 and older with household income below a county-set threshold (typically $35,000–$36,000 adjusted gross income) may qualify for an additional exemption of up to $50,000. This is set by individual counties, so availability and limits vary. Miami-Dade, Broward, and many other counties offer this.

Widow/Widower Exemption: $500 reduction in assessed value for surviving spouses.

Disability Exemptions: Several exemptions exist for Florida residents with total and permanent disabilities, including a full exemption (no property taxes) for qualifying veterans and first responders with service-connected total disabilities. Requirements vary by disability type and cause.

Active Duty Military and Veterans: Florida offers several veteran-related property tax exemptions. Honorably discharged veterans with a service-connected disability rating of 10% or more receive an additional $5,000 exemption. Veterans with a 100% service-connected disability rating may qualify for a full property tax exemption. Combat-deployed active duty military may also qualify for assessment limitations on their homestead.

Surviving Spouses of First Responders: The surviving spouse of a first responder (police, fire, EMS) killed in the line of duty may receive a full property tax exemption on their homestead.

Florida property taxes are set by multiple overlapping taxing authorities — county government, school district, city government, special districts, and more. Each levies its own millage rate (tax rate per $1,000 of assessed value).

Your total tax bill = (Assessed Value - Exemptions) × Total Millage Rate ÷ 1,000

Millage rates vary by location. As a rough guide: - Low-tax areas (rural counties, inland Florida): 12–16 mills total - Mid-range areas (most suburban counties): 16–22 mills total - High-tax areas (Miami-Dade, Broward, urban cores): 20–28 mills total

Non-Ad Valorem Assessments appear on your tax bill alongside property taxes but are not based on property value. CDD assessments (see our CDD guide), stormwater fees, and special improvement district assessments are examples. These are NOT reduced by the Homestead Exemption.

When taxes are due: Florida property taxes are billed in November for the current calendar year and are due by March 31. Florida offers a discount for early payment: 4% if paid in November, 3% in December, 2% in January, 1% in February.

- January 1: You must be a Florida resident and the property must be your primary residence by this date to qualify for exemptions in that tax year. - March 1: Deadline to file for the Homestead Exemption with your county Property Appraiser. - March 1: Deadline to apply for Portability if you sold a previously homesteaded Florida property. - March 1: Deadline for most additional exemptions (senior, disability, veteran, etc.).

If you miss March 1: You will not receive the exemption for that year. You can apply early — many counties open applications as early as October for the following tax year. Don't wait.

New to Florida? Visit your county Property Appraiser's office website within 30 days of establishing residency. Search "[Your County] Property Appraiser Florida" to find your county's office and online application portal.